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ACQUISITION · OPERATIONS · CAPITAL · DEBT · EXIT

The return is only as credible as the leases underneath it.

Put purchase cash, rent, recoveries, operating expenses, capital events, debt maturity and sale assumptions on one monthly timeline. Then expose exactly what drives value, equity returns and the diligence still missing.

Build the acquisition file ↓Read the Canadian field guide

Commercial property acquisition model connecting leases, building capital, debt and investor returns — THE ACQUISITION FILELease · NOI · capital · debt · exit · evidence

Rebuild the NOI

Keep each income and expense line, source, active period and exact growth cadence visible.

Time the capital

Place building work, environmental cost, TI, commissions and reserves in the months they occur.

Respect maturity

Separate amortization from loan term and show the balloon instead of assuming refinancing.

Stress the exit

Cap forward NOI, deduct selling costs and test both NOI and exit-cap movement.

DEVICE-LOCAL ACQUISITION FILE

Make the rent roll, capital plan, debt and sale tell one story.

Build monthly property cash flow from visible assumptions, then test the return to the property and the return to equity without inserting a market cap rate or lender rule.

PREFILLED STARTING FILES

Load a transaction shape—then replace every illustrative number.

01 · ACQUISITION

Start with the complete cash required—not just the purchase price.

Keep economic costs, financing costs and potentially recoverable tax cash separate.

File nameProvince or territory iProperty typeFile prepared as ofExpected acquisition dateRentable area (sf) iHold period

months

Purchase priceTransfer / registration iLegal and due diligenceInitial capitalOther closing costsFinancing feesPotentially recoverable GST/HST cash iEntered recovery month

TOTAL CASH REQUIRED AT CLOSE$0Before entered debt funding · includes recoverable-tax cash timing

LIVE UNDERWRITING SUMMARY

My acquisition underwriting file

Purchase price: $0
Initial equity: $0
Year-one NOI: $0
Going-in cap: —
Levered IRR: —
Equity multiple: —
Exit value: $0
Open issues: 9

Review queue

As-of date is missing or invalid

Use an exact date so source freshness and assumptions can be reviewed.

Purchase price is missing

Enter the actual proposal, agreement or scenario amount.

Rentable area is missing

Enter the reviewed area basis used for per-square-foot metrics.

No income or expense lines are entered

Build the operating case from the rent roll, leases, recoveries and historical statements.

Exit capitalization rate is missing

Enter a sourced exit-cap assumption. The workbench will not insert a market rate.

Exit assumptions have no source

Reference the appraisal, broker evidence, investment committee case or other controlled basis.

No operating income is entered

Enter sourced rent, recoveries or other income before calculating value.

Forward terminal NOI is not positive

A capitalization-rate sale value is not meaningful until the forward operating case produces positive NOI.

No acquisition diligence controls are active

Load or add the title, leases, operating, tax, condition, environmental, zoning, insurance, financing, appraisal, transaction-tax and closing controls required for this property.

Not an appraisal or financing approval

Every rent, expense, cap rate, tax, debt and sale assumption comes from the values shown in this file.

PLANNING MODEL · NOT AN APPRAISAL

Use the workbench to interrogate a deal—not to manufacture a value opinion.

A formal appraisal or market-rent opinion on an identifiable property belongs within the applicable professional standards and mandate. Transaction tax, title, financing, environmental, building and legal conclusions also require their qualified reviewers.

Open AIC CUSPAP information ↗

Carry acquisition evidence into leasing, property and capital strategy

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